4001 Hillcrest Dr #609 · Hollywood, FL 33021

$107,500

1 bd · 2.0 ba · 994 sqft · Condo public records · 25 Days on market

Built 1979 $533/mo HOA · 27% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WONDERFUL EASTERN BREEZES FROM THIS SPACIOUS 1 BEDROOM !. 5 BATH IN THE DESIRABLE HILLCREST COMMUNITY! BRAND NEW BOSCH A/C UNIT, NEW DISHWASHER AND NEW RANGE. FRESHLY PAINTED. ENCLOSED BALCONY WITH FLOOR TO CEILING GLASS SLIDERS MAKES FOR A GREAT OFFICE OR DEN. LARGE MASTER BEDROOM WITH WALK-IN CLOSETS. VERY WELL RUN BUILDING WITH MAJOR UPDATES INCLUDING COMPLETED SIRS AND 40 YEAR INSPECTIONS, FIRE SPRINKLERS, A NEWER ROOF AND NEW ELEVATORS. STEPS TO MILES OF PRIVATE WALKING PATHS AND COMMUNITY ROOM W/ KITCHEN & BARBEQUES. HILLCREST IS IN CLOSE PROXIMITY TO SHOPPING, RESTAURANTS, DINING, BEACHES, FT. LAUDERDALE AIRPORT, ALL MAJOR HIGHWAYS, HARDROCK HOTEL & CASINO, GULFSTREAM PA

Key facts

• Enclosed balcony
• New range
• New dishwasher

Tags

• BRAND NEW BOSCH A/C UNIT
• NEW DISHWASHER
• NEW RANGE
• ENCLOSED BALCONY
• FLOOR TO CEILING GLASS SLIDERS
• PRIVATE WALKING PATHS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee covers cable TV, insurance, internet, laundry, maintenance of grounds, pest control, pool(s), reserve fund, sewer, security, trash, and water; Building amenities include bike storage, clubhouse, elevators, laundry, pool, shuffleboard court, spa/hot tub, storage, trails, and trash service; Senior community

Exterior

• Parking: One assigned parking space
• Security: Closed circuit camera(s); Doorman
• Utilities: Water included in association; Sewer included in association; Cable and internet included in association
• Home design: Condominium/Apartment (attached property); 12-story building; Entry on level 6
• Construction: Block construction; Resale unit
• Exterior features: Heated pool; Closed circuit camera(s); Doorman

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Entry located on level 6
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Other interior features
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.2% in Hollywood — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#232 in FL, #3,548 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime B+; Watch: amenities D.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 529 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $108k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; HOA is 27% of rent.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-6,968
• Equity at exit: $16,029

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $5,346
• Equity at exit: $9,295

Cash invested: $30,100 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33021

• Rents YoY: 2.4%
• Active inventory: 529
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$564
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$45
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$533
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $176

Break-even live

Break-even rent $1,738

Max offer price $107,500

Occupancy floor 86%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,225	$2.65	3d	1	0.27mi
1200 Tallwood Ave #302 Hollywood, FL	2.0	2.0	840	$2,250	$2.68	24d	1	0.27mi
900 Tallwood Ave #207 Hollywood, FL	1.0	1.0	640	$1,575	$2.46	20d	1	0.30mi
919 Hillcrest Dr #511 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.31mi
919 Hillcrest Dr #303 Hollywood, FL	2.0	2.0	1100	$2,000	$1.82	24d	1	0.31mi
901 Hillcrest Dr #208 Hollywood, FL	1.0	1.5	830	$1,700	$2.05	24d	1	0.37mi
901 Hillcrest Dr #307 Hollywood, FL	1.0	1.5	830	$1,750	$2.11	24d	1	0.37mi
911 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	1123	$2,319	$2.07	1d	24	0.38mi
532 S Crescent Dr Unit 106 Hollywood, FL	—	1.0	550	$1,425	$2.59	14d	1	0.39mi
950 Hillcrest Dr Hollywood, FL	1.0	1.5	775	$1,675	$2.16	15d	2	0.44mi
555 S Luna Ct Hollywood, FL	2.0	2.0	1036	$2,120	$2.05	5d	2	0.44mi
812 S Park Rd Hollywood, FL	1.0–3.0	1.0–2.0	999	$1,869	$1.87	2d	24	0.45mi
400 S Luna Ct #2 Hollywood, FL	2.0	1.0	960	$2,300	$2.40	24d	1	0.48mi
315 S Crescent Dr Hollywood, FL	—	1.0	544	$1,425	$2.62	15d	1	0.49mi
3624 Jackson St Unit 21 Hollywood, FL	2.0	2.0	1100	$1,900	$1.73	3d	1	0.49mi
570 S Park Rd Unit 13-6 Hollywood, FL	2.0	2.0	1060	$2,400	$2.26	24d	1	0.50mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	12d	3	0.50mi
4700 Washington St Hollywood, FL	1.0	1.5	775	$1,725	$2.23	7d	3	0.50mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,200	$2.08	17d	1	0.52mi
640 S Park Rd Unit 14-4 Hollywood, FL	2.0	2.0	1060	$2,300	$2.17	24d	1	0.52mi
530 S Park Rd Hollywood, FL	2.0	2.0	1060	$2,375	$2.24	18d	1	0.52mi
550 S Park Rd Unit 14-8 Hollywood, FL	1.0	1.0	650	$1,750	$2.69	7d	1	0.52mi
530 S Park Rd Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.52mi
640 S Park Rd Unit 34-4 Hollywood, FL	2.0	2.0	1060	$2,250	$2.12	24d	1	0.52mi
3500 Jackson St Unit 203 Hollywood, FL	2.0	2.0	875	$1,995	$2.28	24d	1	0.53mi
620 S Park Rd Unit 31-2 Hollywood, FL	1.0	1.0	841	$1,800	$2.14	24d	1	0.53mi
4802 Washington St #5 Hollywood, FL	2.0	2.0	1080	$2,500	$2.31	24d	1	0.55mi
3600 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	1055	$1,950	$1.85	3d	4	0.56mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$1,950	$2.32	4d	1	0.56mi
610 S Park Rd Unit 26-1 Hollywood, FL	1.0	1.0	841	$2,100	$2.50	24d	1	0.56mi
470 S Park Rd Unit 7-110 Hollywood, FL	1.0	1.0	659	$1,800	$2.73	24d	1	0.56mi
470 S Park Rd Unit 7-203 Hollywood, FL	2.0	2.0	820	$2,050	$2.50	24d	1	0.56mi
3711 Van Buren St #2 Hollywood, FL	1.0	1.0	660	$1,550	$2.35	24d	1	0.57mi
4812 Washington St #7 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	18d	1	0.57mi
4812 Washington St Unit 147 Hollywood, FL	2.0	2.0	1080	$2,200	$2.04	7d	1	0.58mi
460 S Park Rd Unit 6-304 Hollywood, FL	2.0	1.0	918	$1,950	$2.12	5d	1	0.58mi
460 S Park Rd Apt 109 Hollywood, FL	2.0	2.0	867	$2,100	$2.42	20d	1	0.58mi
460 S Park Rd Unit 6-203 Hollywood, FL	2.0	2.0	820	$2,400	$2.93	5d	1	0.58mi
981 Hillcrest Ct #114 Hollywood, FL	2.0	2.0	899	$2,000	$2.22	24d	1	0.59mi
3601 Van Buren St Hollywood, FL	1.0–2.0	1.0–2.0	941	$1,725	$1.83	3d	3	0.59mi

HOA detail condo

• Monthly dues: $533 · $6,396/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $107,500 Active 25 DOM
2. 2026-06-17
   days on market $107,500 Active 24 DOM
3. 2026-06-16
   days on market $107,500 Active 23 DOM
4. 2026-06-15
   days on market $107,500 Active 22 DOM
5. 2026-06-13
   days on market $107,500 Active 20 DOM
6. 2026-06-09
   days on market $107,500 Active 16 DOM
7. 2026-06-08
   days on market $107,500 Active 15 DOM
8. 2026-06-07
   days on market $107,500 Active 14 DOM
9. 2026-06-04
   days on market $107,500 Active 11 DOM
10. 2026-06-03
    days on market $107,500 Active 10 DOM
11. 2026-06-02
    days on market $107,500 Active 9 DOM
12. 2026-06-01
    days on market $107,500 Active 8 DOM
13. 2026-05-31
    days on market $107,500 Active 7 DOM
14. 2026-05-24
    listed $107,500 Active
15. 2026-01-26
    price $110,000
16. 2025-11-30
    listed $115,000 Active
17. 2000-07-19
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $949 · $79/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,519
• − Mortgage interest: −$6,022
• − Property taxes: −$949
• − Insurance: −$2,362
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$6,396
• − Depreciation: −$3,127
• Taxable income: $901
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $1,893/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Hollywood

• Score: 76/100
• State rank: #232
• US rank: #3548

Category grades

Amenities D Commute A+ Cost of living C+ Crime B+ Employment C Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hollywood, FL
• County: Broward County · 1,963,430 people
• City population: 109,079
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 48,464
• Household income: $71,318
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 2151.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Hispanic / Latino 37% Two or more races 17% Black 13% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Cuban 10% Dominican 2%
• Common ancestry: Romanian 3% Scotch-Irish 2% Hispanic 2%
• Foreign-born: 35% · Canada, Jamaica, Dominican Republic
• Languages at home: 53% English-only · Spanish 33% French/Haitian/Cajun 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -404.28%
• Current HPI: 429.7129
• Rent YoY: ▲ 2.41%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+207.1% since first listed

4 events — show timeline

• 2026-05-24 Listed $107,500 MARMLS
• 2026-01-26 Price Changed $110,000 MARMLS
• 2025-11-30 Listed $115,000 MARMLS
• 2000-07-19 Sold (Public Records) $35,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $949 · +2.0% YoY. Source: county tax records.